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Single Family ResidenceResidential
$592,624$163 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 61How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026

2040 RIVER BLUFFS DR

VANCLEAVE, MS 39565
4
Baths
3,638 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
9.91 ac
Lot SizeThe size of the land the home sits on, from county records.
2024
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.

Valuation

$593K
$364K low$821K high
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$188,874
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$151,099
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.61%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$403,750
FIRST FSLA · R · recorded Nov 3, 2021

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,098 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$9,238 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$5,891
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$3,347
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$9,238
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$61,580

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.65
83
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
44
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
97
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
80
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
22
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.86 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyJackson
Lot (acres)The size of the land the home sits on, from county records.9.91
FoundationWhat the home is built on, such as a concrete slab, a crawl space, or a basement.Mat/Raft Foundation (Slab)
RoofThe main material covering the roof, such as asphalt shingle or tile.Shingle
HeatingThe type of heating system in the home.Forced Air
CoolingThe type of cooling or air conditioning in the home.Yes

Transaction History(1)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Vancleave Lower Elementary SchoolA-
Elementary · Grades PK–3 · 5.6 mi
H
Vancleave High SchoolA
High · Grades 9–12 · 5.8 mi
M
Vancleave Middle SchoolA
Middle · Grades 6–8 · 5.9 mi

District: Jackson County School District

Neighborhood · ZIP 39565These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.70
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.81
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.30

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.93%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.16%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.11%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.0.9%
PopulationHow many people live in this area.20,707
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.70 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$79,299
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$106,690
Average tempThe average temperature here across a full year.67°F
Annual precipHow much rain and melted snow falls here in a typical year.68 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.61%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

2040 River Bluffs Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 96% of homes in Vancleave 39565
  • Costs more per square foot than 70% of homes in Jackson County
  • Bigger than 98% of homes in Vancleave 39565
  • Has a bigger lot than 97% of homes in Jackson County
  • Among the newest homes in Vancleave 39565

What homes are worth in Vancleave 39565

Each bar is how many homes fall in that price range. The marker is this home.

This home
$116K$711K

This home is worth more than 96% of homes in Vancleave 39565.

How it measures up in Vancleave 39565

The dot is this home. The mark in the middle is the typical home in Vancleave 39565.

Estimated value$592,624
CheaperTypical $298,820Pricier

Pricier than 96% of homes nearby

Price per ft²$163
CheaperTypical $157Pricier

Pricier than 57% of homes nearby

Living area3,638 ft²
SmallerTypical 1,768 ft²Bigger

Bigger than 98% of homes nearby

Lot size9.91 ac
SmallerTypical 2.07 acBigger

Bigger than 91% of homes nearby

Year built2024
OlderTypical 1999Newer

Newer than almost all homes nearby

How 2040 River Bluffs Dr ranks against every home in each area.
MeasureThis homeVancleave 39565Jackson County
Estimated valuepricier than$592,62496% of homes96% of homes
Price per ft²pricier than$16357% of homes70% of homes
Living areabigger than3,638 ft²98% of homes98% of homes
Lot sizebigger than9.91 ac91% of homes97% of homes
Year builtnewer than2024almost all homesalmost all homes

About 2040 River Bluffs Dr

How much is 2040 River Bluffs Dr, Vancleave, MS worth?

The TopHap Estimate for 2040 River Bluffs Dr, Vancleave, MS is $592,624 as of Jul 14, 2026. The likely range is $364,149 to $821,099. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2040 River Bluffs Dr, Vancleave, MS last sell?

2040 River Bluffs Dr, Vancleave, MS last sold on May 21, 2020, according to the county's recorded deed.

How big is 2040 River Bluffs Dr, Vancleave, MS?

2040 River Bluffs Dr, Vancleave, MS has 4 bathrooms, 3,638 square feet of living space and a 9.91-acre lot.

When was 2040 River Bluffs Dr, Vancleave, MS built?

2040 River Bluffs Dr, Vancleave, MS was built in 2024, making it 2 years old. The building has 1 story.

What schools serve 2040 River Bluffs Dr, Vancleave, MS?

2040 River Bluffs Dr, Vancleave, MS is assigned to Vancleave Lower Elementary School (elementary), rated A-; Vancleave High School (high), rated A; Vancleave Middle School (middle), rated A. All sit in Jackson County School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2040 River Bluffs Dr, Vancleave, MS compare to other homes in Vancleave 39565?

Among the 7,315 homes in Vancleave 39565, it is worth more than 96% of them ($592,624 against a typical $298,820), its price per square foot is higher than 57% of them ($163 against a typical $157), it is bigger than 98% of them (3,638 ft² against a typical 1,768 ft²), its lot is bigger than 91% of them (9.91 ac against a typical 2.07 ac) and it is newer than almost all of them (2024 against a typical 1999). Measured against all of Jackson County, it is worth more than 96% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 2040 River Bluffs Dr, Vancleave, MS?

The 2025 property tax bill for 2040 River Bluffs Dr, Vancleave, MS was $1,098. The county assessed it at $9,238.

Closest homes

More homes in Vancleave 39565

Assigned schools

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